Negotiating Inspection Items

I’m going to tell you a little secret: Negotiating inspection items can be a bit tricky.

Shows like Million Dollar Listing have not helped either. I cannot tell you how many times the agent on TV says, “We will just get the seller at inspection”. Yeah, it doesn’t work that way.

The purpose of the inspection is to reveal items that cannot be seen with the naked eye or issues that only a thorough home inspection would find.

In other words, the giant carpet stain you saw during the showing is not something that should end up on your list of inspection requests.

For the best results stick to health and safety issues.

And remember, it doesn’t hurt to ask for the things that are important to you. The seller cannot “ditch” you because you sent over a list of inspection requests. All they can do is say no.

If you have kept your list to major items that “any reasonable buyer” would find objectionable the seller is probably going to agree with you.

One of my biggest roles in a real estate transaction is helping you through this process whether you are the buyer or the seller.

When Pricing Your Home

You have 3 choices when pricing your home:

1. Test the market. This strategy works in a rapidly rising market because you are pricing ahead of the market with the hopes that the market will meet or surpass your list price.

2. Price it right. This falls right into the range of what market comparables tell us the home is worth. Not too high, not too low.

Is this sounding a little like Goldilocks and the Three Bears.

3. Strategically aggressive price. This is the price range that attracts multiple offers and offers over asking price.

There is no right or wrong answer. But your pricing should reflect your timing goals. Please leave any questions below.

I can guide you!

Are you a first time buyer, first time seller, downsizing or upsizing?

I’ve got a guide for that. With step by step and in-depth explanations.

After over 2 decades in real estate I have discovered that people who fall into these categories have many of the same pain points.

First time home buyers experience fear of the unknown.

First time sellers are unfamiliar with the process.

Both up-sizers and down-sizers have concerns about logistics.

Do you fall into any of these categories?

I would love to share my knowledge with you. Please comment below or send me a private message.

Sell your home, not just list it.

How do you know if you priced your home correctly?

Well in this market its pretty easy to know.

As a general rule of thumb, if your home is not under contract in 3 weeks you have likely overshot the market.

You might think, no big deal.

Here’s the thing - the longer your home sits on the market the more buyers begin to believe there is something wrong with your home OR they can low ball you.

The goal should be to sell your home not just list it.

Increase your chances in selling your house

Selling your house? Just remember: buyers notice everything — the good, the bad, and the “what were they thinking?”

They walk in with HGTV dreams and laser-sharp vision. They will sniff, squint, and side-eye their way through your entire home like it’s an open house and an episode of CSI.

Think the judgiest in-laws you've ever met… but with checkbooks.

Here’s what they’re picking up on within seconds:

• LIGHT: If it’s too dark, the home can feel closed-in. Too bright, and it’s uncomfortable. Aim for warm, natural lighting that feels welcoming.

• SMELL: Odors matter. Think pet smells, strong perfumes, or last night’s dinner — all of it can be off-putting. Avoid heavy air fresheners, too. The goal is clean and neutral — ideally, buyers shouldn’t notice any smell at all.

• SPACE: That comfy but bulky furniture you love? It might make a room feel smaller to buyers. Less furniture means more open space — and more appeal.

• CLEANLINESS: Messy bathrooms and kitchens are major red flags. Clean thoroughly, especially the areas buyers will pay the most attention to. First impressions stick.

• CEILINGS: Yes, people look up. Water stains, cobwebs, or odd marks can raise concerns. It’s worth addressing these before showings.

• PERSONAL ITEMS: Personal photos, collections, or themed décor can make it harder for buyers to picture themselves living there. Keep it simple and neutral.

• OUTDATED FIXTURES: Older light fixtures, wallpaper, or dated tile may stand out — and not in a good way. A few modern updates can go a long way.

The takeaway?Your home doesn’t need to be perfect, but it should feel clean, neutral, and well-cared for. When you create a space buyers can see themselves in, you increase the chances of turning interest into an offer.

Flaky Buyer

PSA for Buyers: Your reputation does follow you (especially in a small market like Grand County)

Thinking of making your fifth offer this month and canceling before the ink dries?

Or maybe you’re the one who submitted a 23-point inspection objection that included a request for the seller to replace the sky and change the weather patterns?

Hey—we’ve seen it. We remember it. And more importantly... so do other agents.

In a big city, you can vanish like Houdini. But here? Grand County real estate can be like a small-town rodeo. Same listing agents. Same broker networks.

And here's the kicker: if you get labeled as flaky, high maintenance, or commitment-phobic, the listing agent is ethically obligated to inform their seller of your greatest hits.

“Well, they backed out on three deals last quarter after asking for a new roof and a spiritual cleanse.”

Moral of the story: Be serious. Be reasonable. Be the buyer sellers hope for.

Because next time you write an offer (which may be on your DREAM HOME not just your monthly tire kick), your reputation may have already walked into the room before you do. Don’t be your own worst enemy.

Old Keys

Old keys don’t unlock new doors.

Oh man, this one hit me hard.

Its been said a thousand times in different kinds of ways - “If you don’t change the method, don’t expect different results”. Pretty basic but oh so hard for us humans to grasp.

Anyhow this version really resonated with me.

Maybe its because keys and doors are a big part of my business.

Maybe its the mechanics of it - the wrong key, or an old key won’t open the door.

Or maybe its the thought of trying to get through a door that’s just not in line with where you are, right here, right now.

I would love to hear any nuggets you got from this quote.

With gratitude.

Ask-hole

ask-hole /ăsk/ /hōl/

Noun:: A person who constantly asks for your advice yet does the opposite of what you tell them.

We’ve all known one. Whether asking for personal or professional advice we’ve all been in this situation. Offering our expertise and then watch them self destruct. I’ve learned over time that sometimes you can’t save someone from themselves.

Some of the best lessons in life are experiential!

I like cool or sweet, do you?

Cool, groovy, dig it, fly, phat, sweet, lit, and fire.

These slang terms all mean essentially the same thing. I gravitate to cool or sweet, but you might prefer groovy or fire.

Language is a funny thing. Its got a life of its own and it morphs and changes with us.

Let me know, did I miss any synonyms for the words above from generations past, present or future?

Importance of Agent Reputation

Agent reputation. Does it matter?

I think it does and let me tell you why.

If your agent is unprofessional it could hurt YOU in the long run.

Does your agent have a reputation of honest and transparent dealings?

Are their buyers prequalified and ready to buy?

Are their sellers serious and straightforward?

Has your agent set proper expectations with YOU, their client, so everyone is set up to succeed?

Is your agent easy to work with?

Does your agent return phone calls, text messages, and emails?

All of this can effect YOU when the rubber meets the road because in multiple offer situations, who you work with might make or break the deal.

So how do you know if you are working with a professional? Read reviews online (Zillow is a great resource), ask your friends and neighbors but most of all, interview your agent.

What did you say? Yes, interview your agent!

Any time someone allows us to help them with buying and selling we have in some way or another “got the job”.

Its okay to talk to multiple agents and then decide who you feel most comfortable working with. True professionals welcome the chance to shine and earn your trust and business.

Jacket Potatoes

Don’t knock it till you try it

I lived in England for 6 months back in 2000 and that was when I discovered this lovely dish - jacket potatoes.

This one, my favorite, is filled with a mayonnaise salad of tuna and corn.

I know, I know, it sounds really gross but I can guarantee you it is absolutely delish!

Tell me about some of your favorite (or strange) foods.

We want to sell our house, not just list it

This house, these sellers.

Okay a little back story here. When I first met with this lovely couple they said “we don’t want to list our house, we want to sell it”.

So we discussed the market analysis I had prepared for them and they decided to list their home below my suggested price with the intention of getting multiple offers.

And that’s exactly what happened. offers to be exact and showings!

We hit a couple bumps in the road along the way with inspection items but since they were under contract for WAY over their asking price, the sting of repairs wasn’t quite as bad.

And on the day of closing it was smiles, excitement and gratitude all around. As a professional in my field I can’t ask for anything more.

With gratitude.

Real Estate - one of the BEST long term wealth strategy

We all know the media loves a sensational story and there have been plenty surrounding the real estate market. Lately there has been lots of talk about interest rates and why now is not a good time to buy…

But when we compare what the talking heads SAY is going to happen compared to what has ACTUALLY happened the outcome is very different.

The following example starts with a buyer looking at a home valued at $300,000

1. Oct 2015 “Housing today- a bubble larger than 2006” - we saw 5.1% appreciation - home is now worth $315,000

2. Aug 2016 “We’re in a housing bubble” - we saw 5.4% appreciation - home is now worth $332,000

3. Nov 2017 “Homeownership doesn’t build wealth, a study finds” - we saw 6.1% appreciation- home is now worth $353,000

4. Sept 2018 “It’s better to rent than buy in today’s housing market” - we saw 4.1% appreciation - home is now worth $367,000

5. July 2019 “The housing market is about to shift in a bad way for buyers” - we saw 4.0% appreciation- home is now worth $382,000

6. Dec 2019 “Next year will be hard on the housing market, especially in big cities” - we saw 16% appreciation in 2020- home is now worth $443,000

7. July 2021 “Housing boom is over as new home sales fall to pandemic lows” - we saw 18% appreciation - home is now worth $523,000

Had fear consumed this buyer back in 2015 they would’ve lost out on $223,000 of increased value, not to mention the seven years of payments made on the mortgage creating even more equity.

Remember, the interest rate on rent is 100%….

Make your financial decisions based on logic, reason and expert opinions. Don’t make decisions based on fear as you may miss out on big opportunities.

Real estate continues to be rated as one of the BEST long term wealth strategies.

Questions? Leave them in the chat or DM me. You don’t have to do this alone.

3 Strategies to find your home and not go homeless

“But if I sell my home now I will be homeless!”

I’m hearing this sentiment a lot these days. Everyone knows the market is bananas and many sellers are putting off selling because they worry about finding a replacement property.

But what if I told you I’ve got a couple tricks up my sleeve to ease the transition and stress involved with selling and buying in this HOT market?

1. Seller Contingency - Once your home goes under contract you have a specific time period to find another home. If you can’t find another house to buy you can get out of your contract.

2. Rent Back - After closing you can rent the home back from the buyers. This is typically calculated to cover their new monthly mortgage payment and can last up to 60 days.

3. Extra Long Closing - Contracts are taking longer than normal anyway because we are experiencing an appraisal backlog but it’s not uncommon for parties to agree to a 90 day extended closing.

All three of these strategies give some much need and valuable time to find your next home so you don’t end up homeless.

Have questions Leave them in the comments.

Don't Fix Them

“When someone is broken, don’t try and fix them. (You can’t.)

When someone is hurting, don’t attempt to take away their pain. (You can’t.)

Instead, love them by walking beside them in the hurt. (You can.)

Because sometimes what people need is simply to know they aren’t alone” by Jenny Albers.

This is such a good reminder but sometimes feels hard to implement. It’s so natural for us to want to “fix” things or say the right words.

There are no right words. And while it can feel counterproductive and maybe trivial, sometimes the best thing to do is just sit with someone in their grief and be that shoulder to lean into.

With gratitude.

When Mad, Go Skipping

A very wise man once told me...

You can’t be mad and skip at the same time.

Guess what?

It’s 100% accurate.

Go ahead give it a try. Next time you are really hot under the collar just start skipping.

I guarantee you not only won’t be mad anymore, you probably will not be able to contain your laughter.

EXPERT ADVICE FOR FREE!?

EXPERT ADVICE FOR FREE!?! YOU HEARD ME RIGHT!

Did you know that in most cases buyers don’t pay their real estate agents?? Buyers agents are paid by the listing company who is paid by the seller.

What does this mean for buyers?

It means you get my expertise, skill and knowledge at no cost to you.

In this short video I’ll share all the advantages of working with a real estate agent.

It is a different story now

A few years ago the founder and leader of Keller Williams Realty, Gary Keller, gave a speech to agents from all over the country.

And he said this profound thing (I’m paraphrasing) - During pandemic and into 2021, we were in a service first, skills second market - a heart up and head down market. Now we are in a skills first, service second market - a head up heart down market.

So what does this mean?

1. It means that the skill of your agent is paramount.

2. It means their experience is the difference between you selling quickly for top dollar or languishing away on the market with little to no showings or offers.

3. It means their marketing tools are helping you stand out in a landscape that is becoming more and more crowded.

4. It means their relationship with other agents can make or break a deal.

Let’s be honest - it didn’t take much skill to help buyers and sellers with their home purchase post pandemic. Now is a different story and the agent you pick to represent you could make all the difference.

From Cracks, to beauty

My grandmother loved to make cracked marbles.

She would heat them carefully in a pot on the stove at just the right temperature. Too hot and they would be destroyed, not enough heat and they would be unchanged.

She took something ordinary and common and turned them into tiny gems. They turned from regular marbles to sparkling, complex and beautiful treasures.

Elizabeth found the stash of marbles that my grandmother gave me and is now following in her footsteps by making jewelry out of them.

It’s interesting to me that life is a little like those cracked marbles.

That the beauty and uniqueness is revealed in change.

And that sometimes, it’s in our cracks and brokenness that we discover the most about ourselves.

Almost to Instead

“There is pain and heartbreak in every almost”. I read this in a book the other day and boy did it make me think.

And so I reflected on the “almosts” in my own life, and truth be told, most of them turned out for the better.

For instance, I “almost” moved to New Zealand in 2001. If I had, I know for sure I would not be here, writing this message to you today.

Maybe its all about perspective. In place of lamenting the “almost” you find the beauty in the path you DID take.

Turn the pain and heartbreak of the “almost” to the joy and beauty of the “instead”.

I would love to hear about some of your “almost” and “instead” moments.

With gratitude.